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14 August 2014 14/00812/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00812/B Applicant : Lloyds Banking Group Proposal : Reinstatement of windows, previously adjusted to form entrance doors, to match existing elevation and removal of existing and installation of replacement AC units Site Address : Lloyds Banking Group Peveril Building Peveril Square Douglas Isle Of Man IM1 2BS

Case Officer : Mr S Moore Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The site is the curtilage of the Peveril Buildings - a complex of offices accommodated in a five storey building, built in brick with decorative quoins, situated opposite the Sea Terminal building on Peveril Square in lower Douglas. The development also has a façade on Bath Place and Loch Promenade with vehicular access gained via an entrance onto Loch Promenade with a further access from Bath Place.

2.0 THE PROPOSAL

2.1 The application seeks planning approval for the reinstatement of windows previously altered to form entrance doors, to match the existing elevations and the removal and replacement of the existing AC units.

3.0 PLANNING HISTORY

3.1 The site has been the subject of a great many applications, none of which is directly relevant to the consideration of this application. There have been previous applications for the installation of plant - (PA 01/01413), a smoking area within the car park (PA 10/00475) and the installation of a flue to replace existing (13/00162/B).

4.0 PLANNING POLICY

4.1 The site is identified as being within a "predominantly offices" on Map 1 (Central Area) within the Douglas Local Plan 1998.

4.2 As the property is located within the Douglas Promenade Conservation Area designated in 2002, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, General Policies 1 and 2, Environmental Policy 35 and Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to the determination of this application.

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14 August 2014 14/00812/B Page 2 of 5 Strategic Policy 4 states:

'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'

General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

General Policy 2 states:

'Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.'

Environment Policy 35 states:

'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.'

Policy CA/2 - Special Planning Considerations states:

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14 August 2014 14/00812/B Page 3 of 5 'When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.'

5.0 REPRESENTATIONS

5.1 Douglas Borough Council considered the application and 'have no objection'.

6.0 ASSESSMENT

6.1. The proposals to the elevations to Peveril Square entail the removal of two vertically boarded doors and a single door to the right hand side of the main entrance and the reinstatement of the original window pattern. This will entail some 'make up' with brickwork to match the existing which will result in an all but seamless facade. This aspect of the proposals is considered an enhancement to the elevations of the existing building and is therefore acceptable.

6.2 That proposed to the corner of Peveril Square and Loch Promenade is the removal of the single vertically boarded door and the reinstatement of the original window pattern which is considered an enhancement to the elevations of the existing building and is therefore acceptable.

6.3 That proposed to the north elevation onto Loch Promenade is the removal of a pair of glazed doors and the reinstatement of the original window pattern which is considered an enhancement to the elevations of the existing building and is therefore acceptable.

6.4 That proposed to the west elevation onto the rear courtyard area is the removal of five existing air handling units, the removal of a personnel door and the bricking up on the opening in brickwork to match the surrounding and the a pair of glazed doors and the reinstatement of the original window pattern which is considered an enhancement to the elevations of the existing building and is therefore acceptable.

6.5 Three new Air Conditioning Units will be installed and 4No 500w x 300h louvres powder coated brown to match the brickwork will be installed concealed behind the ramp at high level. As these are away from the public thoroughfare and are all but concealed, these works are considered acceptable.

6.6 In conclusion, the reinstatement of the original glazing format to the main elevations onto Peveril Square and Loch Promenade is considered to be an enhancement and the replacement of the air conditioning units has a neutral impact upon the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1 and 2, Environmental Policy 35 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is considered acceptable.

7.0 RECOMMENDATION

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

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14 August 2014 14/00812/B Page 4 of 5 8.0 PARTY STATUS:

8.1 The local authority Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

04.08.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to A3 Location Drawing Scale 1:1250, A3 Block Plan Scale 1:500, Drawing Number 50006400-AREX-00-0901 Rev A 'Site Plan As Existing', Drawing Number 50006400-AREX-00-0001 Rev B 'Ground Floor Plan As Existing', Drawing Number 50006400-AREX-00-0101 Rev A 'Part Ground Floor Plan Sublet Area As Existing', Drawing Number 50006400-AREX-E1-0101 Rev A 'Part Elevation Peveril Square (Kerrin Peveril) As Existing', Drawing Number 50006400-AREX-E2-0101 Rev A 'Part Elevation Loch Promenade As Existing', Drawing Number 50006400-AREX-E3-0101 Rev A 'Part Elevation Rear Courtyard As Existing', Drawing Number 50006400-AR03-00-0101 Rev C 'Part Ground Floor Plan Sublet Area As Proposed - Option 3', Drawing Number 50006400-AR03-E1-0101 Rev A 'Part Elevation Peveril Square (Kerrin Peveril) As Proposed', Drawing Number 50006400-AR03-E2-0101 Rev A 'Part Elevation Loch Promenade As Proposed', Drawing Number 50006400-AR03-E3-0101 Rev A 'Part Elevation Rear Courtyard Proposed'

all date stamped as received 10th July 2014.

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14 August 2014 14/00812/B Page 5 of 5

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : ...13/8/14...

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :...S Corlett...

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management